EastGroup Properties 2026年季度报告

FORM 10-Q (Mark One)☒QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THESECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June30, 2026or ☐TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIESEXCHANGE ACT OF 1934 For the transition period from _____ to _____ Commission File Number: 1-07094 EASTGROUP PROPERTIES, INC.(Exact Name of Registrant as Specified in its Charter) 13-2711135 (State or other jurisdiction of incorporation or organization)(I.R.S. Employer Identification No.) 400 W Parkway PlaceSuite 100Ridgeland, Mississippi39157(Address of principal executive offices)(Zip code) Securities registered pursuant to Section 12(b) of the Act: Indicate by check mark whether the Registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of theSecurities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant wasrequired to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes☒No☐ Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to besubmitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for suchshorter period that the registrant was required to submit such files).Yes☒No☐ Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, asmaller reporting company, or an emerging growth company.See definitions of “large accelerated filer,” “acceleratedfiler,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act. Large Accelerated Filer☒Accelerated Filer☐Non-accelerated Filer☐Smaller Reporting Company☐Emerging Growth Company☐ If an emerging growth company, indicate by check mark if the Registrant has elected not to use the extended transitionperiod for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of theExchange Act.☐ Indicate by check mark whether the Registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).Yes☐No☒ The number of shares of common stock, $0.0001 par value, outstanding as of July21, 2026 was 53,773,317. EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES FORM 10-Q TABLE OF CONTENTSFOR THE QUARTER ENDED JUNE30, 2026 PagePART I.FINANCIAL INFORMATIONItem 1.Financial StatementsConsolidated Balance Sheets, June 30, 2026 (unaudited) and December31, 20254Consolidated Statements of Income and Comprehensive Income for thethree and six months ended June 30, 2026 and 2025 (unaudited)5Consolidated Statements of Changes in Equity for the six months endedJune 30, 2026 and 2025 (unaudited)6Consolidated Statements of Cash Flows for the six months ended June30, 2026 and 2025 (unaudited)8Notes to Consolidated Financial Statements (unaudited)9Item 2.Management’s Discussion and Analysis of Financial Conditionand Results of Operations25Item 3.Quantitative and Qualitative Disclosures About Market Risk39Item 4.Controls and Procedures40PART II.OTHER INFORMATIONItem 1.Legal Proceedings41Item 1A.Risk Factors41Item 2.Unregistered Sales of Equity Securities and Use of Proceeds41Item 3.Defaults Upon Senior Securities41Item 4.Mine Safety Disclosures41Item 5.Other Information41Item 6.Exhibits42SIGNATURES Authorized signatures43 EASTGROUP PROPERTIES, INC. AND SUBSIDIARIESCONSOLIDATED BALANCE SHEETS EASTGROUP PROPERTIES, INC. AND SUBSIDIARIESCONSOLIDATED STATEMENTS OF INCOME AND COMPREHENSIVE INCOME(UNAUDITED) EASTGROUP PROPERTIES, INC. AND SUBSIDIARIESCONSOLIDATED STATEMENTS OF CHANGES IN EQUITY(UNAUDITED)For the six months ended June30, 2026: EASTGROUP PROPERTIES, INC. AND SUBSIDIARIESCONSOLIDATED STATEMENTS OF CHANGES IN EQUITY(UNAUDITED) EASTGROUP PROPERTIES, INC. AND SUBSIDIARIESCONSOLIDATED STATEMENTS OF CASH FLOWS(UNAUDITED) EASTGROUP PROPERTIES, INC. AND SUBSIDIARIESNOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED) (1)BASIS OF PRESENTATIONThe accompanying unaudited financial statements of EastGroup Properties, Inc. (“EastGroup” or “the Company”) have been prepared in accordance with U.S. generally accepted accounting principles (“GAAP”) for interim financial information and with the instructionstoForm 10-Q and Rule 10-01 of Regulation S-X.Accordingly, they do not include all of the information and footnotes required byGAAP for complete financial statements.In management’s opinion, all adjustments (consisting of normal recurring accruals)considered necessary for a fair presentation have been included.The financial statements should be read in conjunction with thefinancial statements contained in the Company’s annual report on Form 10-K for the year ended December31, 2025 and the notesthereto. (2)PRINCIPLES OF CONSOLIDATIONThe consolidated financial statements include the accounts of EastGroup, its wholly owned subsidiaries and any joint ventures in which the Company has a c